Structural Engineering Services Across Southern California
- 2225 S Grand Ave., Santa Ana, CA 92705
- (310) 905-2828
- 2225 S Grand Ave., Santa Ana, CA 92705
- (310) 905-2828
SB 326 & SB 721 Balcony Inspections
Your Inspector Found Something. We Tell You What It Really Means.
What is SB 326 & SB 721?
Plain-language explanation of both laws. Why they exist. What problem they solve.
Who is required to comply
SB 326: condos and HOAs. SB 721: apartment buildings with 3+ units. Both require licensed structural engineer.
Compliance deadlines
SB 326: January 1, 2025, then every 9 years.
SB 721: January 1, 2025, then every 6 years.
What gets inspected
Decks, balconies, stairways, walkways, and all elevated exterior elements with load-bearing components.
HOA & property manager reports
What the compliance report contains. How to use it. Who to share it with.
Buyer due diligence during escrow
Buyers of condos and multi-family properties should confirm inspection status before closing. This is increasingly a deal factor.
Escrow coordination & direct reporting
We can coordinate directly with escrow officers and provide documentation as needed to keep deals moving.
Frequently Asked Questions
What are some "Exterior Elevated Elements (EEE)" examples?
“Exterior Elevated Elements” mean those components that extend beyond the exterior walls of the building to deliver structural loads to the building from decks, balconies, stairways, walkways, and their railings, that have a walking surface elevated more than six feet above ground level, that are designed for human occupancy or use, and that are supported in whole or in substantial part by wood or wood-based products and their associated waterproofing system.
What EEEs are inspected under SB 326?
Who is affected by this law? And what exactly needs to be inspected?
This bill would require the association of a condominium project to cause a reasonably competent and diligent visual inspection of exterior elevated elements, defined as the load-bearing components and associated waterproofing systems, as specified, to determine whether the exterior elevated elements are in a generally safe condition and performing in compliance with applicable standards..
Associations must hire a licensed structural engineer or architect (such as Socal Structural) to inspect exterior elevated elements (EEEs) thoroughly. The inspection must include a sufficiently random sample of balconies. The inspector must submit a report detailing the physical condition and useful life of the elements inspected, as well as any recommendations for repair or replacement.
How many exterior elevated elements must be inspected per SB 326, and how frequently?
SB 326 requires sufficient number of units inspected to provide 95 percent confidence that the results from the sample are reflective of the whole, with a margin of error of no greater than plus or minus 5 percent.
At least once every nine years, the board of an association of a condominium project shall cause a reasonably competent and diligent visual inspection to be conducted by a licensed structural engineer or architect of a random and statistically significant sample of exterior elevated elements for which the association has maintenance or repair responsibility.
When is it necessary to take action or conduct an inspection?
Existing HOAs must have their first inspections completed by January 1st, 2025, and then every nine years thereafter. New HOAs that applied for a building permit after January 1, 2020, must have the inspections completed within 6 years of the certificate of occupancy and every nine years thereafter.
What is covered by the inspection?
The inspection shall determine whether the exterior elevated elements are in a generally safe condition and performing in accordance with applicable standards.
Based upon the inspector’s visual inspections, further inspection, and construction and materials expertise, the inspector shall issue a written report containing the following information:
(1) The identification of the building components comprising the load-bearing components and associated waterproofing system.
(2) The current physical condition of the load-bearing components and associated waterproofing system, including whether the condition presents an immediate threat to the health and safety of the residents.
(3) The expected future performance and remaining useful life of the load-bearing components and associated waterproofing system.
(4) Recommendations for any necessary repair or replacement of the load-bearing components and associated waterproofing system.
What if an immediate threat to safety is discovered during the inspection?
If, after inspection of any exterior elevated element, the inspector advises that the exterior elevated element poses an immediate threat to the safety of the occupants, the inspector shall provide a copy of the inspection report to the association immediately upon completion of the report, and to the local code enforcement agency within 15 days of completion of the report. Upon receiving the report, the association shall take preventive measures immediately, including preventing occupant access to the exterior elevated element until repairs have been inspected and approved by the local enforcement agency.
Is destructive testing required?
If during the visual inspection the inspector observes building conditions indicating that unintended water or water vapor has passed into the associated waterproofing system, thereby creating the potential for damage to the load-bearing components, then the inspector may conduct a further inspection.